Plan for the year-two tax bill
Florida assesses real property as of January 1. Improvements that aren’t “substantially completed” on January 1 get no value that year (§192.042, Florida Statutes). If your home was finished after January 1, your first tax bill may reflect the land and little or none of the house, and the next bill can be much higher. Ask your lender to set escrow based on the completed home, and apply for the homestead exemption once you own and live there on January 1.
Read the fee disclosures
- CDD: contracts for the initial sale of a home in a community development district must include a bold disclosure, just above your signature, that the district may levy taxes or assessments in addition to county taxes (§190.048).
- HOA: you must receive an HOA disclosure summary before you sign; if you don’t, you can cancel within 3 days after receiving it or before closing (§720.401).
More on both: HOA vs. CDD fees.
Check permits and the certificate of occupancy
The City of Port St. Lucie’s Building Department issues permits and inspections. You can look up current and past permits for an address on the city’s property search. Confirm final inspections before closing.
Compare the builder’s lender offer
Builders often advertise incentives tied to a preferred lender. You can still compare Loan Estimates from other lenders side by side to see the total cost (CFPB: compare loan offers).
Get your own inspection
A new home still benefits from an independent inspection by a Florida-licensed home inspector, ideally before drywall and again before closing if the contract allows. Read the contract for access rules and the warranty terms.
If something goes wrong later
Florida’s construction-defect law requires a homeowner to serve written notice of the claim on the builder at least 60 days before filing a lawsuit (120 days for an association with more than 20 parcels). The builder can inspect and must respond with an offer to repair, an offer to pay, or a dispute.
Sources: Fla. Stat. §558.004 (construction defects: notice and opportunity to repair).
Agent representation
The builder’s sales staff represent the builder. If you want your own agent, ask the sales office about its agent registration policy before your first visit.
More questions people ask
Why did my property taxes go up so much after my first year in a new home?
Florida assesses property on January 1, and improvements not substantially completed on that date get no value (§192.042, Florida Statutes). If the house was finished after January 1, the first bill may reflect mostly land, and the following year adds the completed home.
Do I have to use the builder’s lender?
You can compare offers from other lenders. The CFPB recommends comparing Loan Estimates side by side. Check whether a builder incentive depends on using its lender, and compare the total cost either way.
Talk to Isaiah
Thinking about a new build in Port St. Lucie? Talk to me before your first visit to a model home, and I’ll help you compare communities, read the fee disclosures, and plan for the tax bill that comes after year one.
Answered by Isaiah James, a licensed Florida real estate agent. A real person, not a chatbot.
Isaiah James · Coldwell Banker Realty